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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal>See what Wells Fargo Foundation is doing. <a href="https://www.legalaidnc.org/about-us/news/legal-aid-gets-300k-wells-fargo-foundation-keep-renters-their-homes">https://www.legalaidnc.org/about-us/news/legal-aid-gets-300k-wells-fargo-foundation-keep-renters-their-homes</a>.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Curious, why can’t Landlords receive direct payments so they won’t lose their properties in foreclosure to the likes of Wells Fargo.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:black'>Nestor Gorfinkel, Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>Licensed in Florida & Washington<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>Florida Civil-Law (International) Notary<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;color:black'>ATTENTION - This e-mail message and any attachment to this e-mail message may contain confidential information that is legally privileged. If you are not the intended recipient, you must not review, retransmit, convert to hard copy, copy, use or disseminate this e-mail or any attachments to it. If you have received this e-mail in error, please notify us immediately by return e-mail or by telephone at the phone numbers provided herein and delete this message. Please note that if this e-mail message contains a forwarded message or is a reply to a prior message, some or all of the contents of this message or any attachments may not have been produced by the sender.<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:10.0pt;color:black'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:24.0pt;font-family:Webdings;color:#009900'>P</span></b><b><span style='font-size:24.0pt;color:#009900'> </span></b><b><span style='font-size:9.0pt;font-family:"Verdana",sans-serif;color:#009900'>Please consider the environment before printing this e-mail.</span></b><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Kaitlyn Jackson<br><b>Sent:</b> Monday, December 21, 2020 12:04 PM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Hi all -<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Sorry for the long post and there’s probably a few typos as this is coming from my phone. These are some of my thoughts on this topic after a weekend of fielding emails about the “expiration” of the moratorium.<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>There has pretty much always (at least for the last few years I’ve been practicing) been funds for low income tenants to access if they were behind in rent and at risk of being evicted (at least this is true in King and Pierce County). The process has been that once a 14 day notice to pay or vacate is served on the tenant, they can take the notice to the Housing Justice Program or Northwest Justice Project (information of these entities provided on Page 1 of the Summons if a lawsuit is served), and these entities hook them up with nonprofits who can “reinstate” their tenancy by paying the balance. Under RCW 59.18, the landlord is required to reinstate their tenancy if the balance is paid within 5 days of a judgment. Right now, because 14 day notices nor lawsuits can be served, I don’t think either party can access those funds. I think there’s a condition-precedent to qualify which is either a 14 day or a lawsuit. Maybe someone with more information on those requirements can comment. One idea I have is to increase the income limits on these funds to get them in the hands of more tenants where needed.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>The CARES Funds which have been in the hands of some of the non-profits or similar entities seems to only be accessible by the tenant/defendant (I’ve dealt with a few of them). So the landlord can’t really apply or push a tenant to apply. Yes they can send the info to the tenant - but they can’t force anything to move forward. Also, I think the conditions on some or most of these funds is that the tenant show COVID affected their income. So many non-paying tenants aren’t applying for the aid, which exacerbates the problem, because then the landlord is stuck. Moreover, the CARES funds are limited in how much or what they will pay. For example, many of my cases have scenarios where the tenants have not paid utilities since April. So the CARES Act funds will only cover part of that. Also, the CARES Act funds will only cover X number of unpaid months. In a case where the landlord hasn’t received rent (not event a partial payment) in 10 months, it’s a pretty tough sell to the landlord to accept 3-4 months worth only to be required to waive the remaining amounts and be required to extend the lease of the tenant (who is not very likely not pay moving forward, either). <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>The biggest issue right now, in my opinion, is that the tenants are not required to take any proactive steps at all to get the ball rolling on a resolution. They are not required to make partial payments or even engage with the landlord in a reasonable repayment plan. They are encouraged to do so, yes, but if they do not - the landlords are essentially at their mercy while the tenant holds their most valuable asset is an economic hostage situation. For large landlords, that’s an overly-dramatic picture. For small landlords, that’s exactly how this looks and feels - particular those who are at risk of being foreclosed upon due to the tenant refusing to help themselves gain access to CARES or state funds or vacate the property.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Personally, I think the required mediation program is a reasonable solution to getting the parties to the negotiation table and moving things forward. But things do need to move forward. The longer we allow no proof or action by the tenants, the worse the problem will get and then the threat of mass evictions is actually a self-fulfilling prophecy. I’ve had many thoughtful debates with attorneys and laymen alike and there’s a push to oppose the narrative that a large portion of the non-paying tenants are abusing the protections. Well, if that’s true, then allowing landlords the right to start the process of mediation should not create a threat of “mass evictions.” If the tenants can show they’ve been effected by COVID, if they’ve communicated with their landlord, then the process should lead to access to CARES and other state/non-profit funds and a resolution between the parties. Then, logic follows that we will only have “mass evictions” if there’s been “mass abuse.” All these cases just keep piling up because there is no requirement for turning on the spout to relieve pressure. It reminds me of Cold Mountain where Ruby Thewes famously played on screen by Renee Zelwegger quotes “they made the weather and then stand in the rain and say sh*t, it’s rainin!” I only hope there are enough mediators to process the work in a timely fashion (I have my doubts).<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I don’t think we need the proposed amendments to RCW 59.18. I think we need to see what/how the required mediation program does to help alleviate the flow of cases (I think many could resolve amicably through this process). But, we won’t know if that’s effective until we give some rebalance of power to the landlord to move things forward and we give these programs time to work out their kinks. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Kaitlyn <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><o:p> </o:p></p><div><p class=MsoNormal>Sent from my iPhone<o:p></o:p></p></div><div><p class=MsoNormal><br><br><o:p></o:p></p><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='margin-bottom:12.0pt'>On Dec 21, 2020, at 8:12 AM, Jim Doran <<a href="mailto:jim@doranlegal.com">jim@doranlegal.com</a>> wrote:<o:p></o:p></p></blockquote></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal><o:p></o:p></p><div><p class=MsoNormal><span style='font-size:13.5pt'>In my years as Mayor of my home town (Twisp) I found that if a person is very clear and determined to get what his/her constituents need, there is always a way to get it. Who is going to do the work with drive, passion and determination are the only questions.</span><o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-size:13.5pt'>We have an outline for what is needed. Some of the administrative structure is already in place, eg Section 8, and the money is there. Who is going to make this happen?</span><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-size:13.5pt'>Jim Doran</span><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-size:13.5pt'>PS. Someone send this to Governor Inslee. I don't have a direct line.</span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:13.5pt'> <br clear=all></span><o:p></o:p></p><div><div><div><div><div><div><div><div><p class=MsoNormal>James R. Doran<o:p></o:p></p></div><p class=MsoNormal>Attorney at Law<o:p></o:p></p></div><p class=MsoNormal>100 E. Pine Street - Suite 205<o:p></o:p></p></div><p class=MsoNormal>Bellingham, WA 98225<br>(360)393-9506<o:p></o:p></p></div><p class=MsoNormal><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p></div><p class=MsoNormal><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p></div></div></div><p class=MsoNormal><o:p> </o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>On Sun, Dec 20, 2020 at 7:51 AM <<a href="mailto:scott@scottgthomaslaw.com">scott@scottgthomaslaw.com</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in'><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Perhaps the bigger question is what is squirreled away in the new stimulus bill? At one point there was $25B to state and local governments to pay for rent and utilities. If that made it into the final bill, asking the legislature to double Washington’s share to get landlords and tenants past the next 6 months would seem to be in the interest of both.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Jim Doran<br><b>Sent:</b> Sunday, December 20, 2020 6:34 AM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Who is going to pitch this To the the Governor?<o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On Sat, Dec 19, 2020 at 8:07 PM <<a href="mailto:scott@scottgthomaslaw.com" target="_blank">scott@scottgthomaslaw.com</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt'><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>With respect, I point out that Section 8 housing is known, accepted, and there is a lot of infrastructure already in place. Local service agencies are familiar with it, and able to provide tenants with assistance. A temporary expansion would be quick and relatively easy.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Eric Nelsen<br><b>Sent:</b> Saturday, December 19, 2020 2:48 PM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Jim, I think that could be a great solution. Personally I would advocate for putting most of the administrative burden on the landlord, to apply for relief and work with the tenant to get the tenant’s cooperation in providing necessary information to provide to the state. The tenant’s incentive would be that, if they cooperate with the landlord, they get protection from eviction; otherwise not. (And eviction would be contingent on showing that landlord made necessary efforts to let tenant know about the options and gave them reasonable opportunity to take advantage of the protection.)<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I think landlords are better situated than tenants in financial distress, in terms of resources and time, to deal with the bureaucratic details. Too many benefit programs fail because they are too complicated or require too much sustained effort from the intended beneficiary, a person who is in an unstable and precarious position. Also, there are fewer landlords than tenants, which would reduce the state’s administrative burden because the bigger landlords would, through repetition, get proficient at providing exactly the right information in a format that makes it easier for the state to confirm. Plus, the payments would go to the landlord so the landlord has to be in touch with the state anyway.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I can imagine some privacy issues cropping up, for tenants giving info to landlords, so it might take some tweaking. And perhaps tenants could apply themselves if they wished, if the landlord isn’t cooperative.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Sincerely,<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric C. Nelsen<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Sayre Law Offices, PLLC<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">1417 31st Ave South</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">Seattle WA 98144-3909</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>206-625-0092<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style='color:#0563C1'>eric@sayrelawoffices.com</span></a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='color:black;background:aqua'>Covid-19 Update - </span></b>All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Jim Doran<br><b>Sent:</b> Saturday, December 19, 2020 1:09 PM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt'>Wow. what a brilliant string of thoughts. One of you, buried down the string quite a ways, articulated what I would call the best analysis. I would like to add just a bit.</span><o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt'>The brilliant one said, and I am paraphrasing, that one of the purposes of the federal government in times like these is to step up to help. In this case that would have (and probably still could) meant that a landlord - tenant relief bill be adopted until the end of the pandemic. If a tenant could show that he/she was financially disadvantaged because of the Covid and filled out the paperwork, then the tenant's rent would be paid directly to the landlord. If the tenant did not qualify or simply did not take the time and effort to fill out the forms and go to the interview, then the regular rules of unlawful detainer would apply. Pretty simple. There are details, of course. </span><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt'>Yes, this would create another layer of bureaucracy at the state level and would take some time to set up. An interim forbearance could be allowed. However, this landlord - tenant relief bill is better than all the terrible predictions that have been brought up in this email discussion. I believe the harm will be very substantial if a process like this is not developed and implemented. </span><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt'>Why wasn't it developed and implemented? (Or, where does the real fault lie?) If the federal government had addressed the Covid pandemic in a professional way, the need for the landlord - tenant relief bill would have been vetted and most likely funded by a significant fund to the individual states for the purposes stated. But, as we know, the President didn't step up. The real core of this problem is failed leadership at the top.</span><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt'>I appreciate all of the comments, even the two from Voltaire. But I would like whoever it was who had this brilliant idea to step forward and be recognized. It is the only real solution to this situation. </span><span style='font-size:18.0pt'>I have said many times, "I may not ever have a creative idea, but I sure do recognize one when I hear it."</span><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:18.0pt'>Thank you all for the focus on this. Are we going to try to outlast the Covid....for another 8 months... or try to get something like this from the Biden Administration? That's the question now.</span><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:18.0pt'>James Doran</span><o:p></o:p></p></div><div><div><div><div><div><div><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>James R. Doran<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Attorney at Law<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>100 <a href="https://www.google.com/maps/search/E.+Pine+Street+-+Suite+205+Bellingham,+WA+98225?entry=gmail&source=g" target="_blank">E. Pine Street -</a> <a href="https://www.google.com/maps/search/E.+Pine+Street+-+Suite+205+Bellingham,+WA+98225?entry=gmail&source=g" target="_blank">Suite 205</a><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/E.+Pine+Street+-+Suite+205+Bellingham,+WA+98225?entry=gmail&source=g" target="_blank">Bellingham, WA 98225</a><br>(360)393-9506<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p></div></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On Fri, Dec 18, 2020 at 11:39 AM Lenard Wittlake <<a href="mailto:lwlaw@my180.net" target="_blank">lwlaw@my180.net</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt'><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Mr. Long is correct, imho. He is not talking about removing landlords from their homes. He is talking about the government taking control of dwellings away from the landlord owners. That is expropriation of dwellings, even if temporarily.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>As for mob rule, that <i>was</i> a concern of the founders (we were pretty much started by disfavored minorities that fled slaughter in other places) and that is relevant in analyzing the use of emergency powers which has stripped away all of the protections mentioned. The pandemic is the reason for invoking emergency powers. The problem under discussion is the way the powers are used, who benefits and who pays. So I have an opinion about why a politician would choose to lay the burden on landlords instead of broader society. At least these days no one gets killed over differences of opinion …. oh, wait..</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>There are valid points and concerns on the right and the left. But our society seems to not care about coming to a consensus that works for more than a mere majority (I live in OR where Portland can outvote the rest of the state). But our system has worked better than most others, until emergency powers are used based on politics instead of rational analysis and problem solving. That Canadian idea someone mentioned makes sense to me.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Lenard L Wittlake, PLLC</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Attorney & Counselor at Law</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'><a href="https://www.google.com/maps/search/22+East+Poplar+Street,+Suite+202?entry=gmail&source=g" target="_blank">22 East Poplar Street, Suite 202</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>P.O. Box 1233</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Walla Walla, WA 99362</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>(509) 529-1529 voice</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>(509) 850-3515 fax</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'><a href="http://www.lwattorney.com" target="_blank">www.lwattorney.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'><a href="mailto:Lenard@wittlakelaw.com" target="_blank">Lenard@wittlakelaw.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Courier New";color:#1F497D'>The information contained in this email may be privileged, confidential or</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Courier New";color:#1F497D'>otherwise protected from disclosure. If you received this email in error,</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Courier New";color:#1F497D'>please reply to the sender that you have received this information in error</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Courier New";color:#1F497D'>and delete this email.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Eric Nelsen<br><b>Sent:</b> Friday, December 18, 2020 10:08 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Life tenure for federal judges, the apportionment of the US Senate, and the electoral college, being the antimajoritarian aspects of the structure of federal government, don’t seem relevant to this Washington state discussion. The Washington State bicameral legislature is proportionally representative in both houses and operates by majority rule in both houses. Our judges are elected at every level all the way up to the Supreme Court. I don’t think any of that has changed since the state was founded in 1889.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I suppose a judiciary can be considered to some extent “antimajoritarian” simply by its existence, in that rule of law helps prevent mob rule and re-channels efforts to change the law to the legislative process. But a judiciary is also upholding the laws enacted by the legislature, which is basically a pro-majoritarian function.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Hairsplitting about Constitutional Republic versus Representative Democracy doesn’t change the fact that self-governance, by either structure, involves consent of all to abide by the collective decision of the government. That is, by definition, rule of law.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>So if our self-governmental process--the state legislature--changes the legal landscape in a way that prioritizes life or liberty over certain property rights, that is not tyranny just because one might disagree with the decision. A lawyer who stands against that process would be, by definition, <i>opposing</i> the rule of law.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>None of which means a lawyer can’t fiercely advocate for a change in the law, or argue regulatory taking or whatever. But that’s not an “antimajoritarian” role for lawyers as a group; that’s individual advocacy within the law.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>It’s incoherent to argue that “rule of law” prevents the legislature from changing the law. If one doesn’t like the change, one is simply arguing for the status quo. Of course one has a right to do so; but it does not make that person a righteous defender of rule of law, or a principled antimajoritarian. It’s just a political position, and win or lose the legislative battle, I would expect compliance with the law.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Sincerely,<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric C. Nelsen<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Sayre Law Offices, PLLC<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">1417 31st Ave South</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">Seattle WA 98144-3909</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>206-625-0092<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style='color:#0563C1'>eric@sayrelawoffices.com</span></a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='color:black;background:aqua'>Covid-19 Update - </span></b>All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> K. Garl Long <<a href="mailto:Garl@longlaw.biz" target="_blank">Garl@longlaw.biz</a>> <br><b>Sent:</b> Thursday, December 17, 2020 5:50 PM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>>; Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" target="_blank">eric@sayrelawoffices.com</a>><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p>Our country was founded as a Constitutional Republic, not an absolute Democracy. We did this to avoid the institution of tyranny by the majority. We did this to protect the minority, to assure that each person, would have the inalienable right live life in liberty, to pursue happiness without fearing deprivation by the majority. <o:p></o:p></p><p>It is true that our constitutions have been much weakened, it may be that this will continue until the majority can trample unfettered on the rights of disfavored groups; it will most certainly occur if lawyers do not stand for the rule of law, especially against the majority.<o:p></o:p></p><p>KGL<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On 12/17/2020 05:34 PM, Eric Nelsen wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>It would be good for some real property lawyers to be involved in further discussions of the moratoria, and certainly anything as consequential as legislation.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>“Outvoting y’all” is also called majority rule in a democracy. That rests on the social contract, that for the greater good of all, the minority agrees to abide by the decision of the majority. There is a flood of opinionated people in this country right now who appear to have forgotten that. I would hope that lawyers as a group have not forgotten. If our legislators change the priorities between property rights and life and liberty interests, that is how self-governance works.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>“Expropriation of dwellings” bollocks. No <i>landlord</i> is being removed from their home. Landlords’ right to use the courts to enforce payment of rent is being temporarily blocked during a health emergency. The debt remains owing and there will be a huge financial and legal mess to clean up. But I think calling it “expropriation of dwellings” is hardly appropriate.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Sincerely,<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Eric C. Nelsen<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Sayre Law Offices, PLLC<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">1417 31st Ave South</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/1417+31st+Ave+South+Seattle+WA+98144-3909?entry=gmail&source=g" target="_blank">Seattle WA 98144-3909</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>206-625-0092<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style='color:#0563C1'>eric@sayrelawoffices.com</span></a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='color:black;background:aqua'>Covid-19 Update - </span></b>All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank"><wsbarp-bounces@lists.wsbarppt.com></a> <b>On Behalf Of </b>Lenard Wittlake<br><b>Sent:</b> Thursday, December 17, 2020 4:36 PM<br><b>To:</b> 'WSBA Real Property Listserv' <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank"><wsbarp@lists.wsbarppt.com></a><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>So there you have it. There are enough who “vehemently support” the “expropriation of dwellings” that they can now outvote y’all, so what do you expect from politicians?</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Since the Governor has not “surgically” addressed the overreach problems in four iterations of the moratorium, it is not likely going to happen in the fifth.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>It appears to be time for the section to organize an evaluation of the proposed legislation. I assume our appointed leaders are working on such.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Lenard L Wittlake, PLLC</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Attorney & Counselor at Law</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'><a href="https://www.google.com/maps/search/22+East+Poplar+Street,+Suite+202?entry=gmail&source=g" target="_blank">22 East Poplar Street, Suite 202</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>P.O. Box 1233</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Walla Walla, WA 99362</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>(509) 529-1529 voice</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>(509) 850-3515 fax</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'><a href="http://www.lwattorney.com" target="_blank">www.lwattorney.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'><a href="mailto:Lenard@wittlakelaw.com" target="_blank">Lenard@wittlakelaw.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Times New Roman",serif'>The information contained in this email may be privileged, confidential or</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Times New Roman",serif'>otherwise protected from disclosure. If you received this email in error,</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Times New Roman",serif'>please reply to the sender that you have received this information in error</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Times New Roman",serif'>and delete this email.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Christy M<br><b>Sent:</b> Thursday, December 17, 2020 2:41 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I, for one, do not meekly accept; I vehemently support. <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>-------- Original message --------<o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>From: "K. Garl Long" <<a href="mailto:Garl@longlaw.biz" target="_blank">Garl@longlaw.biz</a>> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Date: 12/17/20 2:15 PM (GMT-08:00) <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Subject: Re: [WSBARP] Landlord Question - Next legislative session <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p>If you choose to put money that you have earned into the pocket of the owner of a dwelling, in exchange for the privilege of living there, it is called a contract.<o:p></o:p></p><p>If the government expropriates the dwelling from the owner so that you can live there without paying, it is theft. You may recall that the Intolerable Acts included such expropriation of dwellings. This is what our founders fought against, and which we now meekly accept.<o:p></o:p></p><p>KGL<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On 12/17/2020 01:55 PM, Andrew Hay wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Voltaire again … As far as his notion of government taking money from one class and giving to another, as a non-landlord, I see my money going to the pockets of landlords. I fund governmental benefits with my taxes. Those benefits are paid to landlords for rent. Generally, rent paid to landlords by those on government benefits is a disproportionately high percentage of their income. Voltaire would likely conclude the landlords are the ones benefitting from this governmental transfer.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Perhaps the moratorium suspends this transfer to landlords to allow my taxes to temporarily fund pandemic relief.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>Andrew Hay</b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Hay & Swann PLLC<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>201 S. 34<sup>th</sup> St.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Tacoma, WA 98418<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><i><a href="https://na01.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.washingtonlaw.net%2F&data=04%7C01%7C%7C3ad32d5fc4764794e46e08d8a2d935b8%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637438401075055698%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C1000&sdata=DtUXJVBQr9jrfAcs0VP8AjpgaqzovLn11GNixl6v0Ug%3D&reserved=0" target="_blank"><span style='color:#0563C1'>www.washingtonlaw.net</span></a></i><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><i><a href="mailto:andrewhay@washingtonlaw.net" target="_blank"><span style='color:#0563C1'>andrewhay@washingtonlaw.net</span></a></i><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>253.272.2400 (w)<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>253.377.3085 (c)<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER IMMEDIATELY AND DESTROY ALL COPIES<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>K. Garl Long<br><b>Sent:</b> Thursday, December 17, 2020 1:34 PM<br><b>To:</b> WSBA Real Property Listserv; Rob Rowley<br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p><i>It is not inequality which is the real misfortune, it is dependence. </i>Voltaire again.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On 12/17/2020 11:25 AM, Rob Rowley wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Roboto",sans-serif;color:#202124;background:white'>In general, the art of government consists of taking as much money as possible from one class of citizens to give to another. Voltaire.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Roboto",sans-serif;color:#202124;background:white'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Chris B<br><b>Sent:</b> Thursday, December 17, 2020 10:59 AM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I just entered into an agreement to sell 4 of my 12 rental homes as a package. All will be town down and replaced with McMansions. These are nice homes that I am proud to own, two of which have tenants in them for more than 10 years. While all my tenants are current in their rent, I no longer wish to be in the rental housing business in a state that is clearly trying to kill that business. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>As they say, it is “a feature, not a bug.”<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Chris Benis<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Hecker, Wakefield & Feilberg, P.S.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="https://www.google.com/maps/search/321+First+Avenue+West,+Seattle,+WA+98119?entry=gmail&source=g" target="_blank">321 First Avenue West, Seattle, WA</a> <a href="https://www.google.com/maps/search/321+First+Avenue+West,+Seattle,+WA+98119?entry=gmail&source=g" target="_blank">98119</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>206.447-1900 office – 206.447.9075 fax – www. <a href="https://na01.safelinks.protection.outlook.com/?url=http%3A%2F%2Fheckerwakefield.com%2F&data=04%7C01%7C%7C3ad32d5fc4764794e46e08d8a2d935b8%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637438401075065693%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C1000&sdata=yX6TEYkb2qMyn9cK3xUbOGsIz48aS9fz2uX8r%2FF%2FIxE%3D&reserved=0" target="_blank">heckerwakefield.com</a> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>This message contains information that may be CONFIDENTIAL AND PRIVILEGED. Unless you are the addressee (or authorized to receive for the addressee), you may not use, copy or disclose to anyone the message or any information contained in the message. If you have received the message in error, please advise the sender by reply e-mail <a href="mailto:chrisb@heckerwakefield.com" target="_blank">chrisb@heckerwakefield.com</a>, and delete this message. Thank you very much.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>To comply with recent IRS rules, we must inform you that this message, if it contains advice relating to federal taxes, was not intended or written to be used, and it cannot be used, for the purpose of avoiding penalties that may be imposed under federal tax law. Under recent IRS rules, a taxpayer may rely on professional advice to avoid federal tax penalties only if that advice is reflected in a comprehensive tax opinion that conforms to stringent requirements under federal law. Please contact me if you would like to discuss our preparation of an opinion that conforms to these new rules.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Rani K. Sampson<br><b>Sent:</b> Thursday, December 17, 2020 10:51 AM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>The long-term consequences of forcing landlords to absorb large financial losses are predictable: landlords will liquidate their real estate investments (they’ll sell). Tenants will have much less housing to choose from. Rental houses will be incredibly hard to find. The void might be filled by corporate landlords building apartments or government landlords building projects. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>This is very bad for tenants, long term. The loss of rental housing will affect all of us.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:12.0pt'>Rani K. Sampson</span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt'>Overcast Law Offices | Attorney</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt'><a href="https://www.google.com/maps/search/23+S+Wenatchee+Ave+%23320,+Wenatchee+WA+98801?entry=gmail&source=g" target="_blank">23 S Wenatchee Ave #320, Wenatchee WA 98801</a> | (509) 663-5588 x 6</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Kary Krismer<br><b>Sent:</b> Thursday, December 17, 2020 10:37 AM<br><b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a><br><b>Subject:</b> Re: [WSBARP] Landlord Question - Next legislative session<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p>You're generalizing. The moratorium protects an entire class regardless of their need, at the expense of another class, regardless of their need. If it were based on economics I'd have little problem with it, but it's not. Beyond that though, I'm worried about the long term adverse effects on those who actually need the protection. The moratorium may have given them a false sense of security and lead them to make bad decisions. Back when I practiced law I did primarily debtor bankruptcy and the moratorium is likely causing people to make decisions that no competent financial planner would ever advise them to make.<o:p></o:p></p><p>Also, you can't even assume someone who rents cannot afford to own. They may just not wish to own for many different reasons.<o:p></o:p></p><pre>Kary L. Krismer<o:p></o:p></pre><pre>206 723-2148<o:p></o:p></pre><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On 12/17/2020 10:20 AM, Andrew Hay wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>I will take the pro moratorium position. Donning my suit of armor at the same time…..</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>This is a time of great economic pain due to a pandemic unequaled by any health crisis in 100 years. The moratoriums are a policy protecting the most vulnerable people in the population as a whole – renters. As a group they are either poor or old or both. They are people who can’t afford homes due to lack of wealth.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></blockquote><div id="gmail-m_-6595708581358296942m_-5678617774646455829gmail-m_6221992469046521973DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2"><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'> <o:p></o:p></p><div class=MsoNormal align=center style='text-align:center'><hr size=1 width="99%" noshade style='color:#909090' align=center></div><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 style='border-collapse:collapse'><tr><td style='padding:0in 11.25pt 0in 6.0pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a 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<o:p></o:p></pre><pre>_______________________________________________<o:p></o:p></pre><pre>WSBARP mailing list<o:p></o:p></pre><pre><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><o:p></o:p></pre><pre><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></pre></blockquote><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br><a 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style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>James R. Doran<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Attorney at Law<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>100 E. Pine Street - Suite 205<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Bellingham, WA 98225<br>(360)393-9506<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p></div></div></div></div><p class=MsoNormal>***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></p></blockquote></div><p class=MsoNormal>***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></p></div></blockquote></div></div><p class=MsoNormal><br><span style='font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#3D85C6;background:white'>PRIVILEGED AND CONFIDENTIAL:</span><span style='font-size:7.5pt;font-family:"Tahoma",sans-serif;color:#0B5394;background:white'> </span><span style='font-size:7.5pt;font-family:"Tahoma",sans-serif;color:gray;background:white'>This e-mail (including any attachments) is intended only for the use of the individual or entity named above and may contain privileged or confidential information. 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